Many tenants in Wales live in Houses in Multiple Occupation (HMOs) where shared hallways, stairwells and communal areas rely on emergency lighting if power fails. As a renter you have a right to safe escape routes and clear information about who maintains safety equipment. This guide explains, in plain language, what emergency lighting is, what landlords must check and record, and the steps you can take if lights fail or tests are missing. It includes practical examples of official forms you may see, when to contact the First-tier Tribunal (Property Chamber), and how to collect evidence to support a complaint. Use this to understand your options and next steps while staying within Welsh regulations.
What emergency lighting is and who is responsible
Emergency lighting provides illumination for escape routes when the mains supply fails. In Wales landlords of rented HMOs have duties under housing law and fire-safety requirements; tenants should ask for written confirmation of maintenance procedures and records [1].
Minimum requirements for HMOs in Wales
There is no single public checklist that fits every building, but common expectations include lighting on escape routes, regular testing and prompt repairs carried out to current standards.
- Ensure safety-compliant emergency lighting covers corridors, stairwells and communal areas.
- Carry out tests within 30 days and keep written records of every check.
- Repair or replace faulty units promptly and arrange annual full maintenance by a qualified electrician.
What to do if emergency lighting is faulty
If you find a fault, report it in writing to the landlord or managing agent and set a reasonable timescale for repair. If the landlord does not respond, use the evidence you collected to escalate the problem.
- Tell your landlord or managing agent in writing and request a date for repair.
- Keep photos, test records and copies of messages as evidence.
- If the landlord does not act, you can apply to the First-tier Tribunal (Property Chamber) for a remedy [3].
Official forms and when to use them
Below are the main official forms and applications tenants may see or need. Each entry explains when it is used and gives a short tenant-focused example.
- Form 6A (Section 21 notice): used by landlords to seek possession of an assured tenancy; tenants should check the form is completed correctly and keep a copy; if you receive one, get advice promptly and keep records of any safety issues.
- Application to the First-tier Tribunal (Property Chamber): used to ask the tribunal to order repairs or other remedies; example: if your landlord ignores emergency lighting faults, submit the application with dated photos and correspondence.
FAQ
- Can my landlord legally turn off emergency lighting?
- No. Landlords must not disable required emergency lighting in HMOs; if lighting is turned off report it to the landlord and escalate to the local authority or tribunal if needed.
- How long should I keep test records and photographs?
- Keep records for as long as the tenancy continues and for at least a year after problems are resolved to support any future dispute.
- Who enforces lighting standards in Wales?
- Local housing authorities enforce housing standards and the First-tier Tribunal (Property Chamber) can consider individual tenant applications for remedies [3].
How-To
- Check and record the fault with photos, dates and times.
- Report the issue in writing to the landlord or agent and set a reasonable deadline.
- Contact Rent Smart Wales or your local authority for licensing or immediate safety concerns.
- If there is no fix, apply to the First-tier Tribunal (Property Chamber) with your evidence.
Key Takeaways
- Landlords must maintain emergency lighting in shared areas.
- Keep written records and photos to support any complaint.
- Tribunal and local authority routes are available if repairs are not made.
